1301 Lynx Trl · Las Cruces, NM 88001

$69,995

3 bd · 2.0 ba · 1,152 sqft · Other · 1 Days on market

Built 2018 Good condition

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great starter or retirement home Like New, Move In Ready 3 Bedroom 2 Bathroom Home for Sale 2018 Solitaire manufactured home 72 x 16 This property features 3 bedrooms and 2 baths. This home has vaulted ceilings and an open concept with plenty of windows providing an abundance of light. Primary bedroom with walk in closet and bathroom linen storage. Updated carpet, light fixtures, ceiling fans, faucet and beautiful kitchen sink. Newly painted throughout. Refrigerated air. Covered front porch on corner lot with shed. Very clean park, very clean and nice surrounding homes. Centrally located, close to everything in the heart of Las Cruces. Located in the Desert Gardens Park, a gated community

Key facts

• Updated carpet
• Open concept
• Light fixtures

Tags

• VAULTED CEILINGS
• OPEN CONCEPT
• WALK IN CLOSET
• LINEN STORAGE
• UPDATED CARPET
• LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 143 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• At $1,440/mo this rent would consume 52% of the median local household income ($33k/yr) (locally 2590% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,995

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.06% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.02%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.45% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 2.58×
• Total profit: $30,960
• Equity at exit: $10,436

10-year hold

• IRR: 43.8%
• Equity multiple: 5.25×
• Total profit: $83,359
• Equity at exit: $6,052

Cash invested: $19,599 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State New Mexico: 55 Moderately Landlord-Leaning · D+3
• County: — inherits STATE
• City: — inherits STATE

3-day notice but with cure rights; relocation assistance in some cities.

Methodology + full state rankings →

ZIP-level market 88001

• Rents YoY: 3.5%
• Active inventory: 143
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $654

Break-even live

Break-even rent $612

Max offer price $69,995

Occupancy floor 50%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Coyote Trl Las Cruces, NM	3.0	2.0	1280	$1,524	$1.19	13d	1	0.12mi
204 N Virginia St Las Cruces, NM	2.0	1.0	876	$1,250	$1.43	43d	1	0.40mi
1595 Carrillo Ct Unit A Las Cruces, NM	3.0	2.0	1405	$1,295	$0.92	43d	1	0.65mi
1914 Sheryl Way Las Cruces, NM	2.0	2.0	856	$1,400	$1.64	13d	1	0.76mi
2081 Nehemiah Ct Las Cruces, NM	3.0	1.5	1380	$1,700	$1.23	20d	1	0.82mi
1980 Buchanan Ave Las Cruces, NM	3.0	2.0	1162	$1,800	$1.55	20d	1	0.85mi
310 N Alameda Blvd Unit 110 Las Cruces, NM	2.0	2.0	885	$1,350	$1.53	43d	1	1.04mi
169 Oban Ct Las Cruces, NM	3.0	2.0	1289	$1,350	$1.05	13d	1	1.26mi
1151 Roadrunner Pkwy Apt 805 Las Cruces, NM	2.0	2.0	1157	$1,710	$1.48	43d	1	1.38mi
180 Three Crosses Ave Las Cruces, NM	1.0–2.0	1.0–2.0	821	$1,200	$1.46	13d	24	1.42mi
1020 S Triviz Dr Apt 101 Las Cruces, NM	2.0	2.0	1000	$895	$0.90	44d	1	1.43mi
560 El Molino Blvd Las Cruces, NM	3.0	2.0	1487	$1,500	$1.01	13d	1	1.44mi
2324 E Idaho Ave Las Cruces, NM	3.0	2.0	1241	$1,325	$1.07	43d	1	1.45mi
501 N Roadrunner Pkwy Las Cruces, NM	1.0–2.0	1.0–2.5	1263	$2,165	$1.71	13d	3	1.46mi
1775 Roadrunner Pkwy Unit 2601 Las Cruces, NM	3.0	2.0	1255	$1,980	$1.58	13d	1	1.47mi
1775 Roadrunner Pkwy Unit 1107 Las Cruces, NM	2.0	2.0	996	$1,535	$1.54	43d	1	1.47mi
1775 Roadrunner Pkwy Unit 2405 Las Cruces, NM	2.0	2.0	996	$1,535	$1.54	13d	1	1.47mi
1775 Roadrunner Pkwy Unit 2901 Las Cruces, NM	2.0	2.0	1246	$1,750	$1.40	20d	1	1.47mi
2552 Los Misioneros Las Cruces, NM	3.0	2.0	1466	$1,450	$0.99	20d	1	1.47mi
180 Three Crosses Ave Apt 1022 Las Cruces, NM	2.0	2.0	1020	$1,200	$1.18	20d	1	1.48mi

Listing history 1 events

1. 2026-05-26
   listed $69,995 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,275
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,036
• Taxable income: $7,154
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $6,126/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from some cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability.
• Both New flooring in bathrooms and kitchen — Modernizes the home and improves functionality.
• Both New lighting fixtures — Enhances the home's ambiance and value.
• Both New appliances — Modernizes the home and improves functionality.
• Both New paint on exterior and interior — Enhances curb appeal and interior aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability. ↑
• Both New flooring in bathrooms and kitchen — Modernizes the home and improves functionality. ↑
• Both New lighting fixtures — Enhances the home's ambiance and value. ↑
• Both New appliances — Modernizes the home and improves functionality. ↑
• Both New paint on exterior and interior — Enhances curb appeal and interior aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment F Housing A Health & safety D- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 37,690
• Household income: $33,087
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2590.0

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% White 21% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -239.44%
• Current HPI: 219.0404
• Rent YoY: ▲ 3.45%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $69,995 FSBO.com